Unique considerations when buying a home in the Phoenix metropolitan area

Phoenix has a unique environment: it’s very hot for many months of the year, up to 120 degrees, with extended periods of heat above 100 degrees. Although Arizona is a relatively young state, many of the most sought-after neighborhoods include housing stock that is from 30 to 80 years old. Here are unique considerations when buying a home in The Valley of the Sun.

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1. Water: Water in this area is full of minerals (“hard”) so you’ll want to see if the water chemistry has done any damage to your plumbing. This is a job for a plumber. Make sure your water pressure is no higher than 80 PSI. (Many municipalities deliver water at or above 120 PSI). And, because of the recurring drought situation, make sure your community has a guaranteed water supply.
2. Sewer: Be sure to conduct a sewer inspection. This is done by snaking a camera through your sewer line to spot problems such as cracks, blockages, and intrusion of roots.
3. Plumbing: polybutylene piping was a popular “modern” option from 1978 – 1975 that developers used throughout the Valley … until leaks caused millions of dollars in damage and huge class action lawsuits. If a house has this type of plumbing, either walk away or plan to spend $10,000 or more to replace it.
4. Irrigation: You can’t not have an irrigation system here if you want to have any kind of landscaping, even so-called Xeriscaping. Make sure your home’s irrigation system is working properly and that any leaks have been repaired. Otherwise, you could get a surprise and unwelcome water bill.
5. Water and sewer line insurance: because of these water and sewer concerns, consider adding an insurance rider to your homeowner’s insurance or purchase the standalone insurance policy offered by many municipalities. This insurance is cheap and it could save you many thousands of dollars.
6. House orientation: if you plan to live fulltime here and to enjoy the beautiful Arizona outdoors, such as around your beautiful new resort-style swimming pool, use Google Maps to make sure the back of your home faces North or East. However, if you’re a sunworshipper or a snowbird, this orientation might be just perfect for you.
7. Windows: many early (and inexpensive) homes were built with single-pane aluminum-frame windows, which allow the heat (and winter night cold) to pour into our home and drive up your energy costs.
8. Heating your pool: Unless you heat your pool, you can only use it comfortably from around April to sometime in October. If your pool is heated with gas or propane, have a budget line established and make sure you have a thermal cover when heating the pool. You could easily spend $800 for a single weekend pool party to heat your pool. The best option is an electric heat pump. Some models can also chill, which you will appreciate during the hottest months of the year when your pool temperatures can approach 100 degrees.
9. Roof: Have it inspected, especially if it’s made of traditional Mexican clay tile, which is extremely fragile. (If you have it, many roofers will refuse to inspect it because of this.) Make sure your roof is made on concrete tiles. Which come in many unique color combinations that mimic clay tile without the cost and hassles. Tip: less expensive homes use asphalt shingles or have flat roofs so if you’re looking for upscale, a tile roof says it.)
10. Front load garages: they’re common here so don’t let that deter you from purchasing a home you love otherwise. In the East and mid-West, front-load garages are often considered to be downscale but here, it’s just the way it’s done, except in very high-priced neighborhoods where bigger lots allow side-load garages.
11. Rain gutters: Most homes don’t have rain gutters because rain is a rare event here. But during Monsoon, mid-June through September, there can be torrential downpours. If you don’t have rain gutters, at least in strategic places such as over unprotected exterior doors, you can get flooding on your property. By the way, most Arizona cities don’t have storm sewers; everything is designed around washes and retention basins to take away and hold rain water.
12. Daylight Saving Time: Arizona doesn’t observe this tradition and runs on Arizona Standard Time (AST). During the hottest months of the year, this will mean that while you’ll never lack for sunshine, you’ll want to walk your dog or do your outdoor exercise very (very!) early in the morning. And when the East Coast is observing DST, the time difference between you and your East coast clients and friends is three hours.